2304 Shidler Dr #71 · Brownsville, TX 78521

$77,000

2 bd · 1.5 ba · 1,110 sqft · Condo · 146 Days on market

Built 1974 Good condition ↓ 3% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-story condo! Features 2 bedrooms (upstairs) with 1.5 bathrooms! Spacious living room, recently upgraded kitchen with granite counter-tops, new sink & kitchen appliances will convey. Tile flooring downstairs and laminate upstairs. Has a small private patio. HOA includes water, sewer, exterior fire insurance & common area maintenance. Centrally located near supermarkets, schools, retails, local businesses & much more! Call today for an appointment!

Key facts

• 2 story condo
• Small private patio
• Centrally located

Tags

• 2 STORY CONDO
• RECENTLY UPGRADED KITCHEN
• GRANITE COUNTER TOPS
• SMALL PRIVATE PATIO
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.0% in Brownsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#62 in TX, #2,311 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, crime D-, employment F.
• Brownsville ISD (urban): math 20% / reading 34% proficiency, ranked #710 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Perez El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 628 students, 96% FRL); Oliveira Middle (math 23% / reading 37%, grade F, #1,056 of 1,662 statewide, top 65%, 802 students, 94% FRL); Hanna Early College H S (math 24% / reading 49%, grade F, #924 of 1,632 statewide, top 57%, 2,246 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 366 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,326 units permitted in Cameron County in 2024 (503 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cameron County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.91%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.90×
• Total profit: $19,334
• Equity at exit: $11,481

10-year hold

• IRR: 32.3%
• Equity multiple: 4.78×
• Total profit: $81,465
• Equity at exit: $6,658

Cash invested: $21,560 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78521

• Home prices YoY: -26.0%
• Rents YoY: 8.2%
• Active inventory: 366
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $385

Break-even live

Break-even rent $866

Max offer price $77,000

Occupancy floor 67%

Sensitivity live

Price	-10% $439	-5% $412	+0% $385	+5% $359	+10% $332
Rent	-10% $278	-5% $332	+0% $385	+5% $439	+10% $492
Rate	-1.0pp $424	-0.5pp $405	base $385	+0.5pp $365	+1.0pp $345

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Paredes Line Rd Brownsville, TX	2.0	1.5	900	$875	$0.97	45d	1	0.17mi
2573 Rockwell Dr Unit 2E Brownsville, TX	2.0	1.0	875	$1,000	$1.14	22d	1	0.23mi
2573 Rockwell Dr Unit 1C Brownsville, TX	2.0	1.0	975	$1,100	$1.13	45d	1	0.23mi
2815 E Price Rd Unit 104 Brownsville, TX	2.0	2.5	1123	$1,350	$1.20	22d	1	0.60mi
1617 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1179	$1,900	$1.61	22d	1	0.67mi
1618 E Los Ebanos Blvd Brownsville, TX	3.0	2.0	1073	$1,700	$1.58	45d	1	0.67mi
16 Palmetto Ct Brownsville, TX	2.0	1.5	1024	$1,100	$1.07	22d	1	0.71mi
1604 Yale Ave Brownsville, TX	3.0	1.0	1316	$1,800	$1.37	22d	1	0.71mi
2D Palmetto Ct Unit 2D Brownsville, TX	3.0	2.0	1360	$1,450	$1.07	22d	1	0.73mi
3901 Las Palmas Cir Brownsville, TX	2.0	2.0	1208	$1,600	$1.32	22d	1	0.80mi
95 Poinciana Dr Brownsville, TX	2.0–3.0	2.0	1218	$1,500	$1.23	15d	2	0.89mi
95 Poinciana Dr Brownsville, TX	1.0–3.0	1.5–2.0	1130	$2,075	$1.84	45d	2	0.89mi
1405 Harvard Ave Brownsville, TX	3.0	2.0	1426	$1,700	$1.19	45d	1	0.89mi
801 Tropical Dr Unit 3 Brownsville, TX	2.0	1.5	1000	$1,500	$1.50	45d	1	0.95mi
2425 Barnard Rd Unit A-13 Brownsville, TX	2.0	2.0	1137	$1,250	$1.10	45d	1	1.16mi
2425 Barnard Rd Unit ujnit 1-A Brownsville, TX	3.0	1.5	1300	$1,600	$1.23	45d	1	1.16mi
2425 Barnard Rd Brownsville, TX	1.0–2.0	1.0–2.0	886	$1,165	$1.31	15d	12	1.16mi
538 Land O Lakes Dr Brownsville, TX	3.0	2.0	1421	$1,600	$1.13	45d	1	1.21mi
2700 Farm to Market Road 802 Brownsville, TX	1.0–3.0	1.0–2.0	990	$1,658	$1.67	15d	8	1.35mi
35 Cenizo Brownsville, TX	2.0	3.5	1404	$2,500	$1.78	45d	1	1.37mi
3500 Old Alice Rd Unit 1100 H Brownsville, TX	2.0	1.0	1005	$1,500	$1.49	45d	1	1.41mi
1904 Central Blvd Brownsville, TX	1.0–3.0	1.0–2.0	1046	$888	$0.85	45d	9	1.42mi
375 Media Luna Rd Brownsville, TX	1.0–3.0	1.0–2.0	940	$1,202	$1.28	15d	2	1.42mi
2025 Old Port Isabel Rd Brownsville, TX	2.0	1.0	865	$975	$1.13	22d	1	1.47mi
835 E Taylor St Unit B Brownsville, TX	3.0	2.0	1150	$1,550	$1.35	45d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-31
   days on market $77,000 Active 146 DOM
2. 2026-05-30
   days on market $77,000 Active 145 DOM
3. 2026-01-01
   listed $77,000 Active 470-char remark

   Show marketing remark (470 chars)

   2-story condo! Features 2 bedrooms (upstairs) with 1.5 bathrooms! Spacious living room, recently upgraded kitchen with granite counter-tops, new sink & kitchen appliances will convey. Tile flooring downstairs and laminate upstairs. Has a small private patio. HOA includes water, sewer, exterior fire insurance & common area maintenance. Centrally located near supermarkets, schools, retails, local businesses & much more! Call today for an appointment!

4. 2025-06-24
   price $79,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AH · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,246
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$2,210
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,240
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,729/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2-story condo is in good condition with recent upgrades and is ready for move-in. It offers a spacious living room, recently upgraded kitchen, and tile flooring. The property is centrally located and includes HOA amenities.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Replace countertops — Granite countertops are a desirable feature that can attract more buyers.
• Resale Install new flooring — Upgrading to hardwood or tile flooring can increase the home's value.
• Resale Update lighting fixtures — Modern lighting fixtures can improve the home's curb appeal and functionality.
• Resale Install new windows — New windows can improve energy efficiency and increase the home's value.
• Resale Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers.
• Resale Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more buyers.
• Resale Paint interior walls — Fresh paint can improve the home's appearance and attract more buyers.
• Resale Install new kitchen appliances — Upgrading to new appliances can improve the home's functionality and attract more buyers.
• Resale Install new bathroom fixtures — Upgrading to new fixtures can improve the home's functionality and attract more buyers.
• Resale Install new flooring in bathrooms — Upgrading to new flooring can improve the home's functionality and attract more buyers.
• Resale Install new lighting fixtures in bathrooms — Modern lighting fixtures can improve the home's functionality and attract more buyers.
• Resale Install new windows in bathrooms — New windows can improve energy efficiency and increase the home's value.
• Resale Upgrade HVAC system in bathrooms — A new HVAC system can improve comfort and energy efficiency, attracting more buyers.
• Resale Landscaping improvements around the property — Enhancing the landscaping can increase the home's curb appeal and attract more buyers.
• Rental Paint exterior siding — Fresh paint can enhance curb appeal and attract more renters.
• Rental Install new flooring — Upgrading to hardwood or tile flooring can improve the home's functionality and attract more renters.
• Rental Update lighting fixtures — Modern lighting fixtures can improve the home's functionality and attract more renters.
• Rental Install new windows — New windows can improve energy efficiency and increase the home's value.
• Rental Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more renters.
• Rental Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more renters.
• Rental Paint interior walls — Fresh paint can improve the home's appearance and attract more renters.
• Rental Install new kitchen appliances — Upgrading to new appliances can improve the home's functionality and attract more renters.
• Rental Install new bathroom fixtures — Upgrading to new fixtures can improve the home's functionality and attract more renters.
• Rental Install new flooring in bathrooms — Upgrading to new flooring can improve the home's functionality and attract more renters.
• Rental Install new lighting fixtures in bathrooms — Modern lighting fixtures can improve the home's functionality and attract more renters.
• Rental Install new windows in bathrooms — New windows can improve energy efficiency and increase the home's value.
• Rental Upgrade HVAC system in bathrooms — A new HVAC system can improve comfort and energy efficiency, attracting more renters.
• Rental Landscaping improvements around the property — Enhancing the landscaping can increase the home's curb appeal and attract more renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace countertops — Granite countertops are a desirable feature that can attract more buyers. ↑
• Resale Install new flooring — Upgrading to hardwood or tile flooring can increase the home's value. ↑
• Resale Update lighting fixtures — Modern lighting fixtures can improve the home's curb appeal and functionality. ↑
• Resale Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Resale Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more buyers. ↑
• Resale Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more buyers. ↑
• Resale Paint interior walls — Fresh paint can improve the home's appearance and attract more buyers. ↑
• Resale Install new kitchen appliances — Upgrading to new appliances can improve the home's functionality and attract more buyers. ↑
• Resale Install new bathroom fixtures — Upgrading to new fixtures can improve the home's functionality and attract more buyers. ↑
• Resale Install new flooring in bathrooms — Upgrading to new flooring can improve the home's functionality and attract more buyers. ↑
• Resale Install new lighting fixtures in bathrooms — Modern lighting fixtures can improve the home's functionality and attract more buyers. ↑
• Resale Install new windows in bathrooms — New windows can improve energy efficiency and increase the home's value. ↑
• Resale Upgrade HVAC system in bathrooms — A new HVAC system can improve comfort and energy efficiency, attracting more buyers. ↑
• Resale Landscaping improvements around the property — Enhancing the landscaping can increase the home's curb appeal and attract more buyers. ↑
• Rental Paint exterior siding — Fresh paint can enhance curb appeal and attract more renters. ↑
• Rental Install new flooring — Upgrading to hardwood or tile flooring can improve the home's functionality and attract more renters. ↑
• Rental Update lighting fixtures — Modern lighting fixtures can improve the home's functionality and attract more renters. ↑
• Rental Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Rental Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, attracting more renters. ↑
• Rental Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more renters. ↑
• Rental Paint interior walls — Fresh paint can improve the home's appearance and attract more renters. ↑
• Rental Install new kitchen appliances — Upgrading to new appliances can improve the home's functionality and attract more renters. ↑
• Rental Install new bathroom fixtures — Upgrading to new fixtures can improve the home's functionality and attract more renters. ↑
• Rental Install new flooring in bathrooms — Upgrading to new flooring can improve the home's functionality and attract more renters. ↑
• Rental Install new lighting fixtures in bathrooms — Modern lighting fixtures can improve the home's functionality and attract more renters. ↑
• Rental Install new windows in bathrooms — New windows can improve energy efficiency and increase the home's value. ↑
• Rental Upgrade HVAC system in bathrooms — A new HVAC system can improve comfort and energy efficiency, attracting more renters. ↑
• Rental Landscaping improvements around the property — Enhancing the landscaping can increase the home's curb appeal and attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brownsville ISD
• NCES district ID: 4811680
• Math proficiency: 20% ▼ -36.00%
• Reading proficiency: 34% ▼ -13.00%
• Median HH income: $30,490
• Composite: 21.8/100
• National rank: #8249
• State rank: #710 of 826 in TX

Livability — Brownsville

• Score: 79/100
• State rank: #62
• US rank: #2311

Category grades

Amenities D Commute A+ Cost of living A+ Crime D- Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownsville, TX
• County: Cameron County · 310,734 people
• City population: 212,132
• Metro: Brownsville-Harlingen, TX
• Population (ZIP): 87,380
• Household income: $44,509
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 2682.0

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 441,603 people
• By 2030: 448,113 · +1.5%
• By 2040: 456,385 · +3.3%
• By 2050: 456,294 · +3.3%
• By 2075: 423,851 · -4.0%
• By 2100: 342,787 · -22.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 45% White 3%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 30% · Canada
• Languages at home: 12% English-only · Spanish 88%

Political lean MEDSL · Cameron

• 2024 margin: Lean R (+5.8) · D 46.7% · R 52.5%
• 2008→2024 swing: -34.6pp toward R · 2008: 28.8pp · 2024: -5.8pp
• All cycles: 2024: R+5.8 2020: D+13.2 2016: D+32.5 2012: D+32.4 2008: D+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.45%
• Current HPI: 232.1072
• Rent YoY: ▲ 8.19%
• Metro: Brownsville-Harlingen, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-2.5% since first listed

2 events — show timeline

• 2026-01-01 Listed $77,000 RGVMLS
• 2025-06-24 Price Changed $79,000 RGVMLS